1169 Erieview Rd · Cleveland Heights, OH 44121

$129,900

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 17 Days on market

Built 1925 5,619 sqft lot Est $184k · 29% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +8.9/10.0
• Livability +4.5/5.0
• Rent growth +4.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity for Owner Occupant or Investor. Very Few Repairs Needed. No Repair Escrow Hold Required. Short Sale.

Key facts

• Hardwood flooring
• Second-story balcony
• Rear deck

Tags

• CLEVELAND HEIGHTS LOCATION
• HARDWOOD FLOORING
• FIREPLACE
• REAR DECK
• SECOND-STORY BALCONY
• ORIGINAL WOOD FLOORING

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Detached 2-car garage; Driveway; Garage faces front; Off-street paved parking
• Utilities: Public water; Public sewer
• Home design: 2 stories; Fixer condition
• Construction: Wood siding; Asphalt/fiberglass shingle roof; Brick/mortar and block foundation; Built according to public records
• Exterior features: Covered patio/porch; Deck; Front porch

Interior

• Bedrooms: Total of 6 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Full basement; One fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.3% in Cleveland Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 89/100 on livability (#12 in OH, #124 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Cleveland Heights-University Heights City (suburban): math 23% / reading 41% proficiency, ranked #568 of 656 in OH (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.8%/yr); 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,441 units permitted in Cuyahoga County in 2024 (700 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cuyahoga County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $130k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $183,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1272 Winston Rd	0.25mi	3/2.5	1,303 (+0%)	1mo	$211,100	$162	82
1090 Hillstone Rd	0.20mi	4/1.5 (+1)	1,309 (+0%)	2mo	$185,000	$141	81
1375 Winston	0.42mi	3/1.5	1,364 (+5%)	2mo	$109,600	$80	69
3837 Woodridge Rd	0.33mi	3/1.5	1,440 (+11%)	0mo	$166,470	$116	64
1362 Villa Dr	0.47mi	3/2.0	1,225 (-6%)	0mo	$150,000	$122	64
1114 Homestead Rd	0.48mi	3/2.0	1,204 (-8%)	1mo	$211,000	$175	60
1056 Quilliams Rd	0.59mi	3/1.5	1,396 (+7%)	2mo	$210,000	$150	57
4037 Monticello Blvd	0.48mi	4/3.0 (+1)	1,361 (+4%)	2mo	$170,000	$125	55
4322 Tamalga Dr	0.62mi	2/1.5 (-1)	1,236 (-5%)	1mo	$190,000	$154	55
923 Cambridge Rd	0.50mi	3/1.5	1,472 (+13%)	2mo	$217,000	$147	52
4365 Adrian Rd	0.69mi	3/2.0	1,204 (-8%)	2mo	$136,200	$113	49
4345 W Anderson Rd	0.71mi	4/2.0 (+1)	1,494 (+15%)	1mo	$195,000	$131	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.85% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $7,685
• Equity at exit: $19,369

10-year hold

• IRR: 18.3%
• Equity multiple: 2.84×
• Total profit: $66,948
• Equity at exit: $11,231

Cash invested: $36,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44121

• Rents YoY: 6.8%
• Active inventory: 150
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$681
• Tax from tax record: −$352 /mo · $4,225/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $335

Break-even live

Break-even rent $1,376

Max offer price $129,900

Occupancy floor 76%

Sensitivity live

Price	-10% $409	-5% $372	+0% $335	+5% $298	+10% $262
Rent	-10% $193	-5% $264	+0% $335	+5% $406	+10% $477
Rate	-1.0pp $401	-0.5pp $368	base $335	+0.5pp $301	+1.0pp $267

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3917 Bluestone Rd Cleveland, OH	4.0	1.5	1700	$1,650	$0.97	22d	1	0.20mi
2868 Noble Rd Cleveland, OH	3.0	1.5	1200	$1,250	$1.04	25d	1	0.33mi
2868 Noble Rd Unit 16 Cleveland Heights, OH	3.0	1.5	1200	$1,750	$1.46	3d	1	0.34mi
3808 Kirkwood Rd Cleveland, OH	4.0	1.5	1740	$2,150	$1.24	15d	1	0.41mi
3810 Parkdale Rd Cleveland, OH	3.0	1.5	1281	$2,067	$1.61	3d	1	0.46mi
1405 Villa Dr Cleveland, OH	4.0	1.5	1480	$1,790	$1.21	17d	1	0.54mi
1420 Villa Dr Cleveland, OH	3.0	2.0	1600	$1,550	$0.97	45d	1	0.55mi
1478 Sherbrook Rd Cleveland, OH	3.0	1.0	1170	$1,195	$1.02	45d	1	0.58mi
1462 Felton Rd Cleveland, OH	3.0	1.0	1222	$1,500	$1.23	17d	1	0.58mi
1497 S Noble Rd Cleveland, OH	4.0	1.0	1250	$2,650	$2.12	3d	1	0.62mi
3755 Mayfield Rd Cleveland Heights, OH	1.0–2.0	1.0	800	$1,175	$1.47	25d	1	0.65mi
1462 Parkhill Rd Cleveland, OH	4.0	1.0	1451	$1,950	$1.34	3d	1	0.66mi
4409 Adrian Rd Cleveland, OH	4.0	2.5	1542	$1,855	$1.20	3d	1	0.78mi
994 Yellowstone Rd Cleveland, OH	3.0	2.0	1475	$1,395	$0.95	3d	1	0.82mi
1599 Felton Rd Cleveland, OH	3.0	1.5	1248	$1,650	$1.32	45d	1	0.85mi
1344 S Green Rd Cleveland, OH	3.0	1.0	1076	$1,150	$1.07	17d	1	0.89mi
1584 Maple Rd Cleveland, OH	3.0	2.0	1359	$1,700	$1.25	25d	1	0.90mi
1035 Elbon Rd Cleveland, OH	4.0	1.5	1304	$1,675	$1.28	17d	1	0.93mi
1007 Elbon Rd Cleveland, OH	3.0	1.0	1386	$1,400	$1.01	11d	1	0.95mi
1099 Woodview Rd Cleveland, OH	4.0	1.0	1500	$2,500	$1.67	3d	1	0.97mi
303 S Green Rd Cleveland, OH	4.0	2.0	1381	$1,700	$1.23	3d	1	1.07mi
2401 N Taylor Rd Cleveland, OH	3.0	1.0	1347	$1,325	$0.98	8d	1	1.11mi
3406 Henderson Rd Cleveland, OH	4.0	1.5	1343	$2,250	$1.68	17d	1	1.11mi
967 Selwyn Rd Cleveland, OH	3.0	1.5	1214	$1,595	$1.31	17d	1	1.11mi
963 Selwyn Rd Cleveland, OH	4.0	1.0	1300	$2,650	$2.04	3d	1	1.12mi
3430 Winsford Rd Cleveland, OH	4.0	1.5	1800	$1,590	$0.88	17d	1	1.12mi
4166 Ellison Rd Cleveland, OH	3.0	2.0	1131	$1,695	$1.50	4d	1	1.14mi
3802 Princeton Blvd Cleveland, OH	3.0	1.5	1656	$2,275	$1.37	3d	1	1.15mi
4165 Harwood Rd Cleveland, OH	4.0	2.0	1608	$1,950	$1.21	45d	1	1.17mi
953 Whitby Rd Cleveland, OH	3.0	2.0	1188	$1,575	$1.33	25d	1	1.17mi
35 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	832	$1,570	$1.89	3d	26	1.17mi
983 Greyton Rd Cleveland, OH	3.0	2.0	1457	$1,495	$1.03	17d	1	1.22mi
3337 Sylvanhurst Rd Cleveland, OH	3.0	1.0	1334	$1,800	$1.35	8d	1	1.25mi
30 Severance Cir Cleveland Heights, OH	1.0–2.0	1.0–2.0	762	$1,700	$2.23	3d	18	1.28mi
915 Nela View Rd Cleveland, OH	4.0	1.0	1300	$2,600	$2.00	17d	1	1.29mi
3830 Berkeley Rd Cleveland, OH	3.0	1.5	1318	$1,800	$1.37	25d	1	1.30mi
4241 Bayard Rd Cleveland, OH	3.0	2.0	1350	$1,995	$1.48	25d	1	1.32mi
886 Helmsdale Rd Cleveland Heights, OH	2.0	1.0	1037	$995	$0.96	17d	1	1.37mi
3699 Bainbridge Rd Cleveland, OH	3.0	1.5	1866	$1,900	$1.02	17d	1	1.41mi
3722 Bainbridge Rd Cleveland, OH	3.0	1.5	1326	$4,500	$3.39	25d	1	1.42mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $129,900 Pending 17 DOM
2. 2026-06-09
   days on market $129,900 Active 16 DOM
3. 2026-06-08
   days on market $129,900 Active 15 DOM
4. 2026-06-07
   days on market $129,900 Active 14 DOM
5. 2026-06-05
   days on market $129,900 Active 11 DOM
6. 2026-06-03
   days on market $129,900 Active 10 DOM
7. 2026-06-02
   days on market $129,900 Active 9 DOM
8. 2026-06-01
   days on market $129,900 Active 8 DOM
9. 2026-05-31
   days on market $129,900 Active 7 DOM
10. 2026-05-22
    listed $129,900 Active
11. 2016-12-21
    historical
12. 2016-10-31
    price $69,900
13. 2016-10-24
    price $77,900
14. 2016-09-19
    listed $79,900 Active
15. 2013-07-31
    soldstatus $32,000 118-char remark

    Show marketing remark (118 chars)

    Great Opportunity for Owner Occupant or Investor. Very Few Repairs Needed. No Repair Escrow Hold Required. Short Sale.

16. 2012-06-13
    listed $35,000 118-char remark

    Show marketing remark (118 chars)

    Great Opportunity for Owner Occupant or Investor. Very Few Repairs Needed. No Repair Escrow Hold Required. Short Sale.

17. 2009-08-16
    historical
18. 2008-08-16
    listed $149,000
19. 2007-09-30
    historical
20. 2007-03-30
    listed $145,000
21. 2007-01-29
    soldstatus $145,000
22. 1996-09-30
    historical
23. 1996-03-28
    listed $79,900
24. 1986-09-30
    soldstatus $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $4,225 · $352/mo
• Projected year-2 tax: $4,225 · $352/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,608
• − Mortgage interest: −$7,276
• − Property taxes: −$4,225
• − Insurance: −$650
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$3,779
• Taxable income: $2,221
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $3,489/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cleveland Heights-University Heights City
• NCES district ID: 3904379
• Math proficiency: 23% ▼ -22.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $53,451
• Composite: 28.12/100
• National rank: #6822
• State rank: #568 of 656 in OH

Livability — Cleveland Heights

• Score: 89/100
• State rank: #12
• US rank: #124

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime B Employment C+ Housing A+ Health & safety A User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland Heights, OH
• County: Cuyahoga County · 1,090,369 people
• City population: 32,312
• Metro: Cleveland-Elyria, OH
• Population (ZIP): 32,312
• Household income: $76,767
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 672.0

Population outlook (Cuyahoga County) Hauer SSP2

• Today (2025): 1,244,621 people
• By 2030: 1,230,093 · -1.2%
• By 2040: 1,189,108 · -4.5%
• By 2050: 1,145,706 · -7.9%
• By 2075: 1,076,557 · -13.5%
• By 2100: 978,987 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China, India
• Languages at home: 92% English-only · Spanish 2% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Cuyahoga

• 2024 margin: Solid D (+31.5) · D 65.4% · R 33.9%
• 2008→2024 swing: -7.4pp toward R · 2008: 38.9pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+34.1 2016: D+35.0 2012: D+38.7 2008: D+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.15%
• Current HPI: 173.7405
• Rent YoY: ▲ 6.85%
• Metro: Cleveland-Elyria, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+136.2% since first listed

15 events — show timeline

• 2026-05-22 Listed $129,900 MLSNOW
• 2016-12-21 Listing Removed — MLSNOW
• 2016-10-31 Price Changed $69,900 MLSNOW
• 2016-10-24 Price Changed $77,900 MLSNOW
• 2016-09-19 Listed $79,900 MLSNOW
• 2013-07-31 Sold (MLS) $32,000 MLSNOW
• 2012-06-13 Listed $35,000 MLSNOW
• 2009-08-16 Listing Removed — MLSNOW
• 2008-08-16 Listed $149,000 MLSNOW
• 2007-09-30 Listing Removed — MLSNOW
• 2007-03-30 Listed $145,000 MLSNOW
• 2007-01-29 Sold (Public Records) $145,000 Public Records
• 1996-09-30 Listing Removed — MLSNOW
• 1996-03-28 Listed $79,900 MLSNOW
• 1986-09-30 Sold (Public Records) $55,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $4,225 · -10.7% YoY. Source: county tax records.